Investors in India seeking long-term wealth creation often face a choice on what to choose. One of the popular options that a majority of investors prefer is equity.
However, Real Estate Investment Trusts (REITs) has added a new dimension to this decision by offering a way to invest in commercial real estate through the stock market, combining the benefits of real assets with liquidity.
Equities, meanwhile, have been the primary vehicle for wealth accumulation, reflecting the growth of Indian industry and services.
In this article, we will see who wins between REITs and equities and which one you should choose.
Understanding the Investment Classes
Let’s understand both instruments in detail.
The Emergence and Structure of REITs in India
REITs are collective investment schemes that own and operate income-generating real estate assets. The Securities and Exchange Board of India (SEBI) formalised the regulatory framework for REITs in 2014, culminating in the first listing of Embassy Office Parks REIT in April 2019.
REITs invest primarily in office spaces, retail malls, warehouses, and other commercial properties.
By law, they must distrubute at least 90% of their net cash flow to investors, ensuring a steady income stream. REIT units are traded on stock exchanges, providing liquidity and transparency. This allows investors to benefit from i) rental income ii) capital appreciation of underlying properties.
Equity Investments: Ownership in Corporate India
Equities are shares in companies that give investors a stake in those companies. When you own equities, you can earn money through dividends and capital gains. Indian equities are traded on exchanges such as the National Stock Exchange (NSE) and Bombay Stock Exchange (BSE), with benchmark indices like the Nifty 50 and Sensex reflecting market performance.
Equities are growth-oriented assets. Their returns mainly come from the increase in a company's earnings, economic growth, and how investors feel about the market.
Companies pay dividends depending on their strategies. Some companies also choose to reinvest their profits for long-term growth instead of providing immediate income.
Key Differences between REITs and Equity
REITs provide direct exposure to tangible real estate assets, which generally have intrinsic value and tend to appreciate with inflation. Equities are claims on corporate earnings and assets, which are subject to business risks and market dynamics.
REITs offer a hybrid profile: the stability and income of real estate combined with the liquidity and price discovery of equity markets. Equities, by contrast, offer higher growth potential but with greater volatility.
Income Generation
Indian REITs have delivered dividend yields in the range of 6% to 7%, as they have the obligation to distribute rental income. This reliable income appeals to investors looking for cash flow, like retirees or those with conservative investment plans.
Equities typically offer lower dividend yields, averaging 1% to 3%, with dividends dependent on company profits and policies. Many growth-oriented companies retain earnings to fund expansion, resulting in lower immediate income but potential for capital gains.
Ownership
Investing in equities means owning a share of a company’s business, including its intellectual property, brand, and future profit potential. The value of equity investments is influenced by corporate performance, competitive positioning, and market sentiment.
REIT investors own a share of income-producing real estate assets. These physical properties provide collateral value and tend to appreciate with inflation, offering a degree of capital preservation alongside income.
Performance Since REIT Introduction in India
Since 2019, Indian REITs have provided competitive total returns, combining steady dividends with moderate capital appreciation. Embassy Office Parks REIT, the largest and most liquid in India, has showcased consistent income distribution and relative price stability. For instance, in Q2FY2026, it achieved the highest quarterly dividend distribution of Rs 617 crores.
Equities have delivered higher capital gains historically, but with greater price volatility. The Nifty 50 Total Return Index has posted annualised returns of approximately 13.90% over the between 1999 to 2023 with annulised volatility of 22.40%.
While equities offer higher growth potential, REITs provide income and stability, making them complementary rather than direct substitutes.
Volatility and Drawdowns
Equities are known for significant short-term price swings, with drawdowns during market corrections. REITs, anchored by rental income and tangible assets, have exhibited lower price volatility and smaller drawdowns.
This lower volatility positions REITs as a risk-mitigating asset, especially during periods of equity market stress. However, REITs are not immune to economic shocks, as seen during the COVID-19 pandemic when demand for commercial real estate was temporarily affected.
Inflation Protection and Purchasing Power
Real estate assets underlying REITs generally offer inflation protection, as rental incomes and property values tend to rise with inflation over time. Equities also provide inflation hedging through corporate earnings growth, but this is subject to business cycles and competitive pressures.
Over the long term, both asset classes have preserved purchasing power, but REITs’ direct link to physical assets offers a tangible inflation buffer.
Impact of Monetary Policy
Interest rate changes affect REITs and equities differently. Rising interest rates increase borrowing costs and can pressure real estate valuations, potentially reducing REIT prices. Equities may react variably depending on sectoral exposure and economic outlook.
In India, the Reserve Bank’s policy shifts influence borrowing costs for REITs and companies alike. The fixed-income nature of REIT dividends makes them sensitive to yield competition from bonds, while equities may benefit from economic growth stimulated by accommodative policies.
Portfolio Construction and Diversification
Now let us have a look at how both these assets function for portfolio construction and diversification.
Correlation and Diversification Benefits
REITs usually have a low to moderate connection with stocks, meaning their prices don't always move in the same way as the stock market. Adding REITs to a portfolio that is equity heavy can lower overall volatility and improve the balance between risk and return.
Modern portfolio theory shows that mixing different types of investments can provide benefits because they have different levels of risk and return. REITs, with their income focus and real asset backing, complement equities’ growth orientation.
Risk-Adjusted Returns and Optimal Allocation
Investing 10-20% of a portfolio into REITs can improve the Sharpe ratio, which measures risk-adjusted returns. This means you can get better returns for each unit of risk taken. This allocation smooths portfolio returns by providing stable income and reducing drawdowns during equity market downturns.
Rebalancing and Long-Term Outcomes
Rebalancing your investment portfolio regularly helps keep your asset allocations in line with your risk goals. This means taking profits from investments that are doing well and putting them into those that are not performing as well. This strategy encourages disciplined investing and can help grow your wealth over time.
When you have portfolios that include REITs and stocks, rebalancing helps manage the differences in their performance. This process keeps your intended mix of investments and controls your overall risk.
Taxation Considerations
Tax treatment affects your overall returns from investments. Dividends from REITs are taxed in your hands. However, the rental income for the REIT is taxed at the corporate level, which prevents double taxation.
When it comes to capital gains from REIT units, you should follow the rules for the securities transaction tax (STT). Short-term gains are taxed according to your income tax slab. If you hold the REIT units for more than 24 months, long-term gains above ₹1.25 lakh will be taxed at a rate of 12.50%.
Also, if the REIT invests through a Special Purpose Vehicle (SPV) that is taxed at the normal corporate rate of 25%, then the dividend, interest, and rental income earned by the SPV are exempt from taxation under section 10(23FD).
Equity investments benefit from favourable tax treatment such as long-term capital gains (held over 12 months) exceeding ₹1.25 lakh are taxed at 12.50% without indexation, while dividends are taxable in the investor’s hands at applicable rates.
These differences affect after-tax returns and should be considered in investment decisions.
Conclusion
Comparing REITs and stocks in India shows that both options have unique benefits for building wealth over time.
Stocks have the potential for growth thanks to company earnings and economic progress, but they can be more volatile. REITs offer a steady income and are less volatile. They can also help protect against inflation because they connect to real estate.
The best way to create long-term wealth in India is not to pick one over the other, but to use both together. Investors looking to grow their wealth should think about adding REITs to their stock investments. This strategy can help take advantage of the strengths of each type of investment and help manage the changes in India’s economy.
